How to Buy Land for a Farm or Homestead: What No One Tells You.

So, you’ve caught the bug. Maybe it was a YouTube rabbit hole, midnight Pinterest scrolls, a weekend farmers market, or that “So We Bought a Farm” post that stirred something in your gut. Suddenly, you're on Zillow at midnight looking up land prices, soil maps, and dreaming of rows of vegetables, buzzing bees, and maybe a goat or two. Welcome to the club.

Buying land isn’t just a real estate transaction. It’s a life shift—a statement that you’re ready to live differently. But here’s the thing: buying land for a farm, homestead, or self-sufficiency project is not the same as buying a house in the suburbs. And no one hands you a checklist. So I’m going to do that for you. Here’s what I learned—the hard way—so you don’t have to.

Step 1: Get Clear on Your Vision (and Your Non-Negotiables)

Before you look at a single listing, you need to define what you’re actually trying to build.

Ask yourself:

• Do I want a full-time working farm, a part-time homestead, or a weekend escape?

• Am I growing for family, a market, or a community?

• Will I need livestock, greenhouses, or water catchment systems?

• Do I want to live on the land or lease it?

• What type of infrastructure can i afford - Raw land or a house on some acres?

💡 Pro Tip: Write your vision down. Be specific. You’ll need it when properties start blurring together.

Step 2: Location Will Make or Break You

We picked our 100 acres in the south eastern region because of its long growing season, affordability, rural zoning, and proximity to local markets. You’ll need to find your version of that.

Key things to research:

• USDA Growing Zone (to match what you want to grow)

• Access to water sources (are there creeks, wells, ponds, or rainwater catchment options)

• Soil type (avoid building on solid clay or sand unless you’re ready to amend heavily)

• Zoning laws (make sure agriculture is allowed)

• Distance to supply hubs or markets (you will need feed, fencing, or farmers markets nearby)

• Internet access & cell service (especially if you're running a digital farm business)

💡 Pro Tip: Go visit the area during the day and again after dark. Talk to neighbors. Drive the roads in the rain. This is real life, not a real estate brochure.

Step 3: Know What Land You’re Actually Buying

There are three basic types of land:

• Raw land – untouched, no utilities. Cheapest but riskiest.

• Recreational land – may have structures or a driveway, but not zoned for permanent living.

• Improved land – has a well, septic, power access. More expensive, but saves time and cash later.

If you’re on a budget, raw land can be great if you're prepared for infrastructure costs (and delays).

🔍 Due diligence questions:

• Has the land been perk tested (for septic)?

• Are there easements, access roads, or shared driveways?

• Is the title clean? (Get a title search!)

• What’s the flood risk?

• Any environmental concerns (former dumps, chemical runoff)?

💡 Pro Tip: Don’t assume power or water is “nearby.” Call the county and utility company to verify distance and cost. Some connections cost thousands.

Step 4: Know Your Financing Option

Land financing is trickier than a home mortgage. But here are your options:

✅ Cash - The fastest and easiest route. No banks, no interest, and often more negotiation power.

✅ Seller Financing - Some landowners offer in-house financing. This can be flexible with lower credit scores, but read the fine print.

✅ Land Loans from Banks or Credit Unions - Local banks sometimes offer land loans, but they often require:

• 20–50% down

• Higher interest

• Shorter terms (3–10 years)

✅ USDA Loans (for rural homes + land) - Check if you qualify for a USDA Direct or Guaranteed Loan if you're also building a home.

✅ Farm Credit System (like AgSouth or Farm Credit Mid-America)

Tailored for agricultural purchases. They get farming, but they still want business plans and good credit.

💡 Pro Tip: If you plan to build within 2 years, look into construction-to-permanent loans.

Buying Land Is Just the Beginning

After you gather all of your options, seek a realtor who has the capabilities to help you. YES, you can buy land independently through owner financing or utilizing the sellers realtor to answer your questions, but if you need a little more help, seek a professional who's an expert in your region.

Buying land is a thrilling, humbling, and sometimes a terrifying process. It can break you or build you. But if you’re willing to learn, adapt, and keep showing up, that land will teach you everything you need to know.

We didn’t have it all figured out when we bought our farm land—but we had a vision, a plan, and a stubborn refusal to give up. Now it’s your turn.

Join the Movement. Jacobs Haven is just getting started—but the vision is already magnetic. Whether you’re looking to learn, support, or simply be inspired, there’s room for you here. Follow along as we transforms our small 100 acre plot of potential into a living legacy—one seed, one step, one decision at a time.

You can follow the journey:

• On Instagram: @JacobsHavenFarm

• On the web: www.jacobshaven.com

• Through the newsletter (don’t miss the giveaways, early CSA access, and behind-the-scenes grit)

Because sometimes, the best stories start when someone finally says, “So… we bought a farm.”